Market Overview
Market Snapshot:
- Active Listings: 31
- Pending Listings: 1 (forward-looking into January)
- Homes Sold: 1
- Average Sold Price: $436,000
- Days to Sell: 31
- Average Price per Sq. Ft.: $182.92
- Close Price to Original List Price Ratio: 98.50%
- Average Days on Market for Active Listings: 104
- Average Price per Sq. Ft. for Active Listings: $185.05
Important December note:
December had just one closing, so the monthly averages reflect a single sale, not a broad market shift. December is best viewed as a snapshot rather than a trend-setting month.
What actually happened in Siena in 2025
Siena’s 2025 market tells a different story than the headlines — and a different story than some higher-priced neighborhoods. This was a year defined less by price swings and more by buyer selectivity and longer decision-making.
1) Sales activity was steady, but slower paced
Siena saw consistent transaction volume across the year, but activity was spread unevenly:
- Stronger months in spring and early summer
- A noticeable slowdown late summer into early fall
- A rebound in October before cooling again in December
This wasn’t a market where buyers disappeared — it was a market where buyers took their time.
2) Prices softened slightly — but context matters
On an annual basis, Siena’s average sold price in 2025 came in lower than 2024, but that doesn’t automatically mean values “fell.”
Why?
- More lower-priced homes sold in 2025 compared to prior years
- Fewer upper-end sales skewed the average downward
Looking at price per square foot gives a cleaner signal:
- 2025 pricing generally held in the high-$180s per sq. ft.
- Month-to-month changes were modest, not volatile
In other words:
The mix of homes sold changed more than underlying values did.
3) Homes took longer to sell — and that was the theme of the year
One of the clearest trends in Siena during 2025 was longer days on market:
- Many months saw sold homes averaging 50–90+ days
- Active listings frequently exceeded 100 days on market
This reflects a more cautious buyer pool. Homes that were priced right and move-in ready still sold — but sellers had to be patient.
4) Sellers still did well when pricing was realistic
Even in a slower-paced market, Siena sellers often achieved strong outcomes:
- When close-to-list data was available, ratios generally stayed in the mid- to high-90% range
- December’s single sale closed at 98.5% of list price, reinforcing that buyers will pay close to asking when value is clear
This was not a fire-sale market — but it wasn’t forgiving of overpricing either.
5) Inventory stayed elevated heading into year-end
Unlike Twin Creeks, Siena finished the year with higher active inventory:
- December ended with 31 active listings
- Only 1 pending home going into January
That suggests buyers will continue to have options early in 2026, and sellers will need to stay competitive on price, condition, and presentation.
The bottom line
Siena’s 2025 market was slower, steadier, and more selective than in recent boom years — but it remained functional and balanced.
Buyers took their time.
Sellers who priced realistically were rewarded.
And values held better than headline averages might suggest once you account for the types of homes that sold.
As we move into 2026, Siena looks positioned for a market that favors preparation and patience, rather than urgency.
📍One Last Thought
Real estate is hyper-local — and in neighborhoods like Siena, market conditions can vary block to block. If you’re thinking about buying, selling, or you just want to understand how your home fits into today’s market heading into 2026, we’re here to help you make smart, informed decisions.
Stay tuned for next month’s update, and feel free to reach out with any questions about the Siena market!
Kyle Pfaffe | Broker® | 512-636-9707
